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HomeMy WebLinkAbout04-19-16 Planning and Development Board - PCC Meeting Agenda CITY OF ITHACA 108 E. Green St.—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING, PA.Fol,€ Z, ZONING, &ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT pRPpR Telephone: Planning&Econ. Development—607-274-6550 I Community Development/IURA—607-274- 6559 E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 0 TO: City of Ithaca Project Review Committee (Planning& Development Board) FROM: Lisa Nicholas, Senior Planner DATE: April 13, 2016 SUBJECT:O Age nda[for[IProject[ReviewltommitteeMeeting:[ffUESDAY,APRILd9,2016M Meeting3s[&cheduledlIoCbeginMtM:30M.m. in the Third Floor Conference Room (behind Common Council Chambers), City Hall,M08 E. Green St. Please call Charles Pyott at 274-6550, if you cannot attend or you require additional information. 9:30H Project:® Minor Subdivision Location:® Tax Parcel#20.-2-3.1 (Westwood Knoll, N.Taylor PI., &Campbell Ave.)M Applicant:® Daniel & Maria Laux Anticipated7l Boa rdOAction(s)Din1flApri1: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary& Final Approval Projectmescription:11ITThe applicant proposes to subdivide tax parcel #20.-2-3.1 into two new parcels: Parcel A, measuring 0.251 acres (10,946 SF) with approximately 147.31' of frontage on Westwood Knoll and 34.85' on N. Taylor PI.; and Parcel B, measuring 0.23 acres (10,016 SF) with approximately 86.5' of frontage on Campbell Ave. and 72.68' on N. Taylor PI. The project is in the R-1a Zoning District, which has a minimum lot size of 10,000 SF, minimum width-at-street of 75', and minimum front, side, and rear yards of 25', 10'/10', and 25% or 50 feet but no less than 20', respectively. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and requires Environmental Review. 9:400 Project:® Minor Subdivision0 Location:® 511-513 Dryden Rd.,Tax Parcel#66.-1-3 Applicant:® Joshua Liptzin AnticipatedOBoardOAction(s)DinMApril: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary& Final Site Plan Approval ProjectmescriptionAThe applicant proposes to subdivide Tax Parcel #66.-1-3 into two new parcels: Parcel A, measuring 0.129 acres (5,654 SF) with 45' of frontage on Dryden Road and containing an existing one- family house; and Parcel B, measuring 0.135 acres (5,860 SF) with 46.6' of frontage on Dryden Road. The property is in the CR-1 Zoning District, which has a minimum lot size of 4,000 SF for one-family homes and 5,500 SF for other uses, minimum width-at-street of 45' for one-family homes and 50' for other uses, and minimum front, side, and rear yards of 10', 5', and 20' or 20% of lot depth, respectively. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and requires Environmental Review. "An Equal Opportunity Employer with a commitment to workforce diversification." 1 of 3 9:500 Project:® Minor Subdivision/Parcel Reconfigu ratio n0 Location:® 312-314 Spencer Rd. Applicant:® Charlie O'Connor, Modern Living Rentals AnticipatedMoard[Action(s)®n[April: Declaration of Lead Agency& Public Hearing I Projectmescription:MThe applicant proposes to consolidate, then subdivide, three tax parcels: #105.-7-1.1 and #116.4-1, with a combined area of approximately 0.212 acres (9,234 SF), and containing an existing single-family house; and #116.4-2, measuring approximately 0.395 acres (17,206 SF) and containing an existing single-family house. The new proposed parcels will be: Lot 1, measuring 8,571 SF with approximately 166.78' of frontage on Old Elmira Road; Lot 2, measuring 5,600 SF with approximately 45' of frontage on Old Elmira Road; and Lot 3, measuring 12,260 SF with approximately 191' of frontage on Spencer Road and containing the two existing houses. The proposed Lot 3 requires an Area Variance for a deficient front yard setback. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and requires Environmental Review. 10:0011Mroject:® Apartment Building 0 Location:® 201 College Ave. Applicant:® Noah Demarest, STREAM Collaborative,for Visum Development Group AnticipatedMoard[Action(s)[Mn[April:ODeclaration of Lead Agency 0 Projectmescription:ffhe applicant proposes to build a 5-story apartment building on a-0.173 acre lot at the corner of College Avenue and Bool Street. The building will contain 44 dwelling units with approximately 76 bedrooms. The basement level will have a trash room, a fitness room with windows looking out to the street, and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street. Other proposed amenities include landscaping, lighting, 4 outdoor bike racks, and street trees. The site has a 17' difference in elevation from the southwest corner to the northeast corner, rising from 690.00 to 707.00. Site development will require the removal of the existing 2-story wood-framed house containing 1 apartment with 12 bedrooms, gravel parking area, and five trees. The project is proposing a curb bump-out that will require approval form the Board of Public Works. The project is in the MU-1 Collegetown Area Form District (CAFD) and requires an Area Variance. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B(1)(k) & (h)[4], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental Review. 10:20M Project:® Maplewood Redevelopment Project 0 Location:® Veteran's Ave. (between Maple Ave. & Mitchell St.) Applicant:® Scott Whitham, Whitham Planning& Design, LLC,for Cornell University Anticipated[hoard[Action(s)®n[April:OLead Agency Concurrence for the Town of Ithaca Projectl1lDescription:OThe applicant proposes to redevelop the existing 170-unit and 372-bedroom Maplewood housing complex into a new project with 500-600 units and up to 975 bedrooms. The units are to be a mixture of townhomes, stacked flats, and multi-family apartment buildings. The project will include a community center, some neighborhood-scaled retail, and internal circulation network, including connections to adjacent East Hill Recreation Way, landscaping, lighting, and other amenities. The project site is approximately 17 acres — 0.75 of which is in the City of Ithaca and is proposed to contain an apartment building. The applicant intends to develop the Town portion of the site as a Planned Development Zone (PDZ), while the City portion will comply with current R-3b Zoning District regulations. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 13(1)(k)&(i), and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental Review. It is expected the Town of Ithaca will act as Lead Agency for the Environmental Review of the project. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 of 3 10:400 ZoninglAppealsl] • #3021,13073Narren[Place,3pecial[Permit® • #3023,RE013tewartMvenue,[AreaWariance® 71 11:00M Adjournmentl7 cc: Mayor Svante Myrick&Common Council Dr. Luvelle Brown,Superintendent, ICSD Jay Franklin,Tompkins County Assessment If you have a disability&would like specific accommodation to participate, ®®0 ® 0 [AMm please contact the City Clerk at 274-6570 by 12:00 p.m.,the day before the meeting. ACCESS]N GDO N LI N EuDocu M E NTSD Site Plan Review&Subdivision Application Documents (&Related Materials) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site (www.citvofithaca.org/DocumentCenter),under"Planning& Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located,but in the"Subdivision Applications"folder. Zoning Appeals Zoning Appeals are accessible electronically via the"Document Center"on the City web site(www.cityofithaca.org/DocumentCenter),under"Board of Zoning Appeals">"Zoning Appeal Applications,"and in the relevant year's folder. "An Equal Opportunity Employer with a commitment to workforce diversification." 3 of 3 Performance Premises, LLC 326 West Seneca St,Ithaca NY 14850 April 8, 2016 Dear members of the Planning and Development committee, After consulting with Jeanne Grace, Ithaca's city forester, Performance Premises is happy to propose planting three Kwanzan Flowering Cherry trees (Prunus serrulata'Kwanzan') in the tree lawn in front of the existing building at 102 Cherry Street. Ms. Grace believes cherry trees could do well at that site. The Kwanzan varietal is upright, as Ms. Grace suggests, to suit the smallish lawn. We believe the annual flowers will become a beautiful magnet to the neighborhood. Ms. Grace likes "the idea of cherries on Cherry Street" and we agree that it would be a beautiful way to recall the district's agricultural past. In a future where the parking lot to the south of the site were developed, we could imagine a long row of cherry trees lining the street. (Ms. Grace also suggests that hardy elm trees could thrive on the site. We would be happy to go this route as well, though we find less poetry in it. Because of the larger size of mature elm trees, we would probably plant two rather than three trees in that case.) All the best, Samuel Buggeln STREAM COLLABORATIVE April 13, 2016 architecture + landscape architecture dpc Lisa Nicholas,AICP, Senior Planner Planning Division 108 E Green Street Ithaca, NY 14850 Dear Lisa: Please find attached some additional drawings for the 201 College Avenue project. The elevation drawings are essentially the same as the previous submission but now include more information about the height of the building relative to the average grade plane as calculated per the Director of Zoning Administration.We are also noting the approximate area of unprotected openings and maximum blank wall area. Two other pieces of new information have recently arrived including the Phase I Environmental Report as well as the Geotechnical Report. Both reports have been emailed to you for your records and to make available online. Sincerely, Noah Demarest AIA, RA, RLA, LEED AP Principal noah@streamcolab.com 607.216.8802 STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 -41 LT F who ni 4�1 . a+ ' S 4L 4 i Southwest Corner Perspective SITE PLAN REVIEW STREAM 201 COLLEGE AVENUE Perspective COLLABORATIVE Vi$Um Development Group April13,2016 1 architecture + 1 landscape architecture dpc City of Ithaca, NY 2015055 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 WWW.STREAMCOLAB.COM ST/)irz fWLM.,;�6T +t Noises WA r ELEv _ 76& — _ s s , I w J Ir ..1 - 750 5Ta FL (L — W' I U s � — s XT ; - { , - 698 �srF- . 4 pLA - o West Elevation - College Ave Facade Note: Estimates of amount of unprotected East E I evati o n openings are preliminary. Facades facing Facade contains+/-22%un-protected openings. neighboring properties will be designed to Facade contains+/-23%un-protected openings. _ — Code allows unlimited openings on a public way have less than 25%un-protected openings. Code allows 25% SITE PLAN REVIEW STREAM 201 COLLEGE AVENUE Elevations COLLABORATIVE April Visum Development Group 2 architecture + 3 32"=1'-0" landscape architecture dpc City of Ithaca, NY 2015055 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 WWW.STREAMCOLAB.COM Ai3 STD 1 I - a aw' ." .•.VOH �� �Y f - t ' - j 9 73 � ,, � + ( 'G+� 1=nC D� t.t�TN lo' G;f � -�' S�1�,Gl+ F �UE J4TN It G _ 11 i y' 3 r/ k t •_•�1 rt{ r 4 S _ JJ y s ` T FL- (098 _ -�-- -- 35 I I t>1-ST/11tE7- 1zF.��1� �uPcix���� g�Yl1T (og8 fart Ww(c � VibZl/�t�� _1S Scu�NY South Elevation - Bool St Facade IT Facade contains+/-29%un-protected openings. Code allows unlimited openings on a public way. SITE PLAN REVIEW STREAM 201 COLLEGE AVENUE Elevations COLLABORATIVE April Visum Development Group 3 architecture + 3/32"=1'-0" landscape architecture dpc City of Ithaca, NY 2015055 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 WWW.STREAMCOLAB.COM f t _ 7 j a ' f _ Y TF -- f North Elevation Facade contains+/-24%un-protected openings. Code allows 25% SITE PLAN REVIEW STREAM 201 COLLEGE AVENUE Elevations COLLABORATIVE April Visum Development Group 4 architecture + 3 32"=1'-0" landscape architecture dpc City of Ithaca, NY 2015055 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 WWW.STREAMCOLAB.COM OFIT� TOWN OF ITHACA ¢��` 215 N. Tioga Street, Ithaca, N.Y. 14850 4'w www.town.ithaca.ny.us TOWN CLERK 273-1721 HIGHWAY(Roads,Parks,Trails,Water&Sewer)273-1656 ENGINEERING 273-1747 PLANNING 273-1747 ZONING 273.1783 FAX(607)273-1704 Town Planning Project No.: 16-03-846 TO: Involved Agencies: Kenneth Lynch, Regional Director, NYS Dept. of Environmental Conservation Region 7 Ruth L. Pierpont, Director, New York State Office of Parks, Recreation & Historic Preservation Edward C. Marx, Commissioner of Planning, Tompkins County Planning Department Jeffrey Smith, Highway Director, Tompkins County Highway Department Elizabeth Cameron, Director of Environmental Health,Tompkins County Health Dept. Garrick Blalock, Chairman, City of Ithaca Planning& Development Board William B. Goodman,Town Supervisor,Town of Ithaca Town Board FROM: Christine Balestra, Planner DATE: April 5, 2016 1, q) RE: Maplewood Redevelopment Project REQUEST FOR LEAD AGENCY STATUS The Town of Ithaca has received an application for Site Plan Approval and a zoning change for a Planned Development Zone (PDZ) for the proposed Maplewood Redevelopment Project, which has been determined to be a Type I Action under both the State Environmental Quality Review Act, 6 NYCRR Part 617 (SEQRA), and Chapter 148, Environmental Quality Review, Town of Ithaca Town Code. In an effort to coordinate review under SEQRA, your Board or Agency has been identified as having "approval" authority over some aspects of this project. It is the Town of Ithaca Planning Board's intention to act as Lead Agency in this review. Enclosed is a Full Environmental Assessment Form (Full EAF), Part 1, along with supplemental project information provided by the applicant. These are the minimum materials required under SEQRA for lead agency coordination. It is respectfully requested that you advise within thirty (30) days of your consent to the Town of Ithaca Planning Board serving as the Lead Agency for this project. The Planning Board will undertake Lead Agency status at that time in the event that you do not respond within thirty (30) days. If you have any questions regarding the above matter, please contact me at (607) 273-1747, or by email at cbalestra rz town.ithaca.ny.us. Enc. cc: Julie Conley Holcomb, City Clerk, City of Ithaca JoAnn Cornish, Director of Planning & Development, City of Ithaca Thomas Parsons, Fire Chief, City of Ithaca Fire Department Jeremy Thomas, Senior Director, Cornell University Real Estate Scott Whitham, Whitham Planning& Design, LLC Ellie Stewart, Chair, Town of Ithaca Conservation Board Fernando DeAragon, Executive Director, Ithaca-Tompkins County Transportation Council Joseph Turcotte, General Manager, Tompkins Consolidated Area Transit Teri Phelps, NYS DEC Region 7 Cortland Office 2 I H� CITY OF ITHACA T U'. RJR n' R ,yC�AP0AA1E0 . Board of Zoning Appeals Notice of Appeal Zoning Appeal #3021 307 Warren Road (Carolyn Anderson) Appeal of Carolyn and Jeremiah Anderson, owners of 307 Warren Place, for a Special Temporary Permit for an existing accessory apartment in an owner-occupied single-family home as authorized under Zoning Ordinance, Section 325-10, Accessory apartments. The applicants seek a Special Temporary Permit to rent an existing accessory apartment in the basement of their home at 307 Warren Place. The studio apartment was originally constructed and rented by the former owner of 307 Warren Road under Zoning Appeal #2400, granted by the Board of Zoning Appeals (BZA) on December 1, 1998. The property at 307 Warren Road has 3 off-street parking spaces and meets zoning requirements for both units. The single-family, 4-bedroom unit has 1,604 SF of habitable space and the existing apartment has a total of 603 SF. This apartment also has a separate entrance at the back of the house. The property at 307 Warren Road is in an R1-a Zoning District where the installation of an accessory apartment is an allowed accessory use. However, Section 325-10 requires that the BZA grant a Special Temporary Permit for the accessory apartment prior to a Building Permit being issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3021 Address 307 Warren Place Use District R-la Date 5/3/2016 Applicant Carolyn&Jeremiah Anderson Owner Carolyn&Jeremiah Anderson Application Type: Special Permit Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yazd or number of feet, Building whichever is less Height Existing 1 Family Accessory Condition Dwelling Apt. 3 11480 80, 1 14' 18% 29' 16.6' 14.8' 56'or 39% and Use District One Special None 25%or 50'but not Regulations Family permit 3 Required 10,000 75 3 35 20% 25 10 10 less than 20' None for Existing Zone Note Non- Conforming OK *Def. OK N/A OK OK OK OK OK OK OK OK OK N/A Conditions Proposed 1 Family Accessory o Condition Dwelling Apt. 3 11480 80' 1 14' 18/0 29' 16.6' 14.8' 56 or 39/o and/or Use District One Special None 25%or 50'but not Regulation Family 3 permit Required 10,000 75 3 35 20% None 25 10 10 less than 20' for Proposed Zone Note Non- Conforming OK "Def. OK N/A OK OK OK OK OK OK OK OK OK NiA Conditions for Proposal Notes: *A special permit,BZA-2400,for the existing accessory apartment was issued to a previous owner on 12/1/1998.Please note that the square footage measurements stated in this variance indicate the overall square footage of the dwellings and not the total habitable space in each unit. **The main house contains approximately 1604 SF and the accessory apartment contains approximately 603 SF of habitable space. The ordinance allows the accessory apartment to be 33%%of the habitable space located within the principal building. In this case,the accessory apartment is 37.5%of total habitable space of the main dwelling. �.. rj �1 tit CITY OF ITHACA Third Floor Ithaca,NY 14850-5690 108 E. Green EVELOPMENT Phylli ®s RadkeqDirector of Zoning Administration Telephone: 607-274-6550 Fax: 07-274-655 ail: cpyott@eityofitaea.org BOARD OF ZONING APPEALS APPLICATION 1. TYPE OF APPEAL: 1-1 Area Variance APPEAL #: 3oz i ,71 LLJSpecial Permit HEARING DATE: -4 15/14, FlUse Variance BUILDING PERMIT #: F-1 Sign Variance RECEIPT#: Action, Decision, or Interpretation of Zoning Officer 2. ro ert y A Tess: M tt Use istrict: 4 Owner's Name: O r ——@ d wner's Address: t K .pity. State. : 3. Appellant: -F f 'w�• (Name of Appellant) • ..'...� k =, 3 ram" '",-""' � ��'° 6 .,�-k-"^���¢ g v �� ~�� • e �...—... �a"' � State: �5� = A s w Address. ate: City. Tele hone C,cfrl � _ E Mail. E ���. Cs s a 4. Attach Reason for Appeal (see instruction sheet) 5. Appellant Certification. i I certify the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read and am.familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals. I also acknowledge the Board of Zoning Appeals may visit the property ands' specific lly permit such visits. ,ab* Sig` star of Appe t a STATE OF NEW COUNTY OF TOMPKINS `- Sworn to this day o ° ° A7otary bli * Note: In any case in whichan appeal to the Board of ZoningAppeals seeking an i ter9 rpetatio , special er° it, or variance on behalf of certain ro erty is submitted and signed y someone other than the current record owner of that propertyg this form must be submitted along it the appeal. ****************************OFFICE 1. OrainanceSection(s) forteAppeal: Page 2 ZoninR Ordinance Section Bein2 A-ppealed SignOrdinance Section Being Appealed §325- 0 §272- 0 §325® 0 §272- 0 §325- 0 §272- 0 §325- 0 §272- 0 §325- 0 §272- 0 §325- 0 §272- 2. Application of SEQR determination: Type I Type e 2 Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form(SERF) Full Environmental Assessment Form(FEAF) t Lead Agency i t Determination of Significance h Planning Division at preliminary hearing for Site Plan Review Completed byte g p ry g 4. A previous appeal has/ has not been made for this proposal: Appeal No. , dated Appeal No. , dated Appeal No. , dated Appeal No. , dated 5. Notes or Special Conditions: O ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted to:c yottgcityofithaca.org. E-MAILING LARGE FILES: Incoming e-mails to the City must be under 10 MB in size(incl. the message envelope itself), so please either provide a CD-ROM or use a free file-sharing web site, like: www.hightail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. 17/2016 City of Ithaca Department of Planning, Building,Zoning and Economic Development Phyllis Radke, Director of Zoning Administration Dear Board of Zoning, We are requesting a Special Permit for the apartment in our house located at 307 Warren Place, Ithaca, NY. We were notified by the Building Division in a letter dated January 11, 2016 that we could not get a current Certificate of Compliance without a Speical Permit. (The apartment was originally built and permitted in 1998.) The apartment is about 900 square feet consisting of a large living/dining/sleeping space,a full kitchen,a full bathroom, a walk-in closet, and a storage room. There is a private entrance to the apartment at the back of the house. The entire apartment is below grade but has several windows and two walk-out exterior doors. The apartment utilities are all shared within the house. Sincerely, --"'Carolyn, nd Jeremiah Anderso 307 Warren Place Ithaca, NY 14850 607-351-1729 KA r �J�1. ------------- 4L fl e. ism FFFS not ZEkj ,IJ LOY Vol. JIL 7 E „ xr it � ........... ---------- t 1 � " Y! 4 - f ti i { 9 w ti I t, 1 Y 1 cr ¢a I t :U:�`�a t Hsu k *zf`>�sa m .0 t'muS+U*n�.vr>fi'�wuw:saw�.w:zvr �a 'ass�r�-oa _ t a _ S 1 , „ . t w t _4 } .tlW.42�e +W2 YSSY m,t¢�t4P Yet.xtY�'a.¢t3Ur;.*uflS;T'+..s, v',tx,iv4W.mmbuilrt,;�, +r ,tiw'M 4 4 .. ux aV F `t 5 ;: a x*b fi� '+,fi�fipi,h'rrw3F45'Sttr`isYt",uzJ.rw.lr4:5mmcw,.,,'�.>�3�tF h xN s.� 4¢fk3s91ti t 4 ( t }1• 1 �a u+t•r^. e=U�sarm`�'$ .�R.Y t.,r +.x.�<—.�-.r;;�&�r. � A9 a K£� t i air ` 1 ,t j ',: .�,,,,r�-d.,,�.u,.:-�.�,..�;,..,��-,�..�:,�r�r�,me-ram .-,"m,,,.o,.;�•;�t�.�. ,r,�x,;a� meru, ::�<c�r r-:,�,M... =�,r-a,�� i own i r �, N' .c ,a.. „m»nteiruYa`uaTtsFS J;.Lu'silvuU;u,i;YUxIdSS}}}T.oi'J`;�aY'ee,�ysuatuu.,u"�+urHd,u.tiLi_z .m ... LOW."- Y , l • �Ku,N�+auAf N..sS'tFa.' A , r. 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Telephone: 607®274-6550 Fax: 607®274ion ®6559 ail: cpyott@cityofithaca.org h REGARDING ZONING OR SIGN ORDINANCE CITY OF NEW YORK NOTICE OF APPEAL APPEAL NO. ut Y ® Owners ofproperty within 20 feet of Y and others interested. livable to theproperty Warned above,P g � e, in a n Zone. (naie of person or agency making appeal) REGARDING: (check appropriate spaces) Area Variance 71 ���= Special Permit Use Variance Sign Variance Action, decision, or interpretation of Zoning Officer i City regulations require that you be notified i a the Board of Zoning es (BZA), s described in the attachedletter a vide the opportunity for you to comment / attend the meetings listed below. considered to a speak against e appeal t the meetings listed belowy submit t statement a BZA before the designated meeting. There is a time limit of three (3) minutes in whichinterested ess the BZA during ° meeting. e Board of Zoning Appeals bases its decisionwritten vi esubmitted presented ' the testimony 'interested parties, and on zoning and legal considerats° writtenThe s e available for reviewbeginninge scheduled P floor. This case has also been referred e e , 108 E. Green Street on the 'sPlanning and Developmentwill 's long-termappellant will affect s® The date of the Planning Board'smeeting regarding this appeal °is alsolisted The will consider this case on at 6:00 P.M. in Common Council Chambers in City Hall. E The Board of ° ill consider this case on at 7 s 0 P.M. in I Common Council Chambers in City Hall. Address Date Signature of Appellant City of Ithaca, NY 0`11'r 08 Green Street, Ithaca, New York, 14850 Tax Parcel Record, Flonal Tax Roll 2015 Parcel m- -5 Number Location 314 Warren Owner(s) odenstein,Donna E x 2 z Mailing 314 Warren PI Address Ithaca NY 14850314 t = Parcel 55m- - Number - Location 310 Warren r Owner(s) Rosa,Stephen A �� I Mailing 310 Warren PI i Address i Ithaca NY 14850 —- I Parcel 55e-4-7 a Number Location 306 Warren P1 Owner(s) Dong, Chuck - - Mailing 306 Warren PI - - Address Ithaca N1 14850 -- `30 Parcel 55.4-8 NumberLocation 302 Warren a Owner(s) Rozhok, Calina A&Rozhok,Vasiliy V Mailing 302 Warren PI 3a - Address - _ Ithaca NY 14850 Printed: This report shows selected parcels-Please verity list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from hftp://geo.tompkins-co.org/html/?viewer=citybuildingrev 2 .7/201 Dear Neighbor, e are requesting a Special Permit fort e apartment in our house located at 307 Warren Place, Ithaca, NY. We were notified y the Building Division in a letter dated January 11, 2016 that we could not get a current Certificate of Compliance without a Speical Permit. The house and apartmenthave passed all inspections otherwise necessary. As a property owner within 200'of our house,you are being notified of our request o the Board of Zoning. Sincerely, Carolyn and Jeremiah Anderson 307 Warren Place Ithaca, NY 14850 i `.2rsYa City of Ithaca, NY Final Tax Roll 2015 Tax Parcel Record 108 Green Street, Ithaca, New York,, 14850 Parcel .- 315 3- .1 Number E Location 311-13 Warren -- Owner(s) Kohm,Joseph A&Kohm, Mary E 4 a 5 M Mailing 313 Warren PI Address v Ithaca NY 14850307 ' Parcel ®® . _ --- N cam ber c _ Location 331 Warren - Owner(s) Lambrou, Nicholaos& Lambrou, Sharon x � t : Mailing 405 Eddy St y f y r(Y t 4m Address � Ithaca NY 14850 2:1 �I Parcel 55.-3-2.3 ` Number Location 315-17 Warren - - Owner(s) Murphy, Randolph C&[Murphy, Melanie L d Mailing 315 Warren PI - Address - --- Ithaca N1 14850 � Parcel 55.-3-4 _ Number - Y - Location 301 WarrenP1 - ,Y Owner(s) Tempesta,Joseph &Ternpesta, Patricia - r Mailing 301 Warren PI - Address - - Ithaca NY 14850 Printed: This report shows selected parcels Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Deport printed from http://geoetompkins-cosorg/html/?viewer=citybuildingrev Tat City of Ithaca, NY Tax Parcel Record-- Flwnal Tax Roll 2015 } - 3 3 10 Green Street, Ithaca, New York, 14350 Parcel 5 .4- - Number Location 307 Richardv Owner(s) Balakrishnan,Jitendra&Menon,Purnima -302 - . Mailing 20 Kensington R ._n Address - Madison NJ 07904 Parcel Number Location 222 Cliffr Owner(s) Lynch, Edwin M& Lynch, Priscilla _ y4 i Mailing 222 Cliff Park Rdr Address Ithaca NY 14350 r Parcel r 55.1-1-2 er .. Number _ Location 230 Cliff Park Rd - _ Owner(s) Rogers, Peter J&Rogers, Donna 301 Mailing 230 Cliff Park Rd _ __ Address - - Ithaca NY 14350 Parcel 56.-2-1 �f 7. 3 2 Number Location 3 Richard PIi i - , -T Owner(s) Thompson,Quay A Mailing 759 Moss Hill Rd _ Address Horseheads NY 14345 i 224 ry Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuilciingrev f r City of Ithaca, NY 4 r F1'nal Tax Roll 2015 103 Green Street, Ithaca, New York, 14850 � j Parcel ®® -5 a_ Dumber - LocationWarren Owner(s) ,nderson,Jeremiah C&Anderson,Carolyn Mailing 307 Warren PI - Address - - - Ithaca NY 14350 � i301 _ r Parcel 55m4®1 Number 4 Location 311 Richard P1 Owner(s) Wyant, Marcia . Mailing 311 Richard PI Address - - A- Ithaca NY 14350 - 307 =- 317 Parcel 14 55■ 1 Number Location 313 Richard P I _. Owner(s) Vidal, Noni Korf - Mailing 313 Richard PI ' =' Address t Ithaca IVY 14350 ' 3 Parcel 5504-4 �a Number Location 318 Warren 't Owner(s) Ciaschi,Carmen G&Ciaschi, Lisa Mailing 313 Marren PI Address- �_ - Ithaca NY 14350 317 Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and nark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/°?viewer=citybuildingrev ,rC ity of Ithaca, NY F1'nal Tax Roll 2015 108 Green Street, Ithaca, New York, 14850 ; Parcel 5 .® Number = ---- - - -- Location 225 Warreni Owner(s) Egan, Hugh&Hor ,s er, Deborah229 . Bailing 225 Marren PI , i — Address Ithaca NY 14850 + ' 221 _ e Parcel - Number --- Location 229 Cliff Park = � e f. Owner(s) Rogers, Peter&Rogers, David �12 Bailing 120 Bundy R221 Address _ Ithaca NY 14850 x d 3 — Parcel 56.- -2 =- - _ §f Number Location 224 Warren Pl Owner(s) BcLafferty,Joseph&Terwilliger,Jennifer 7 t Bailing 224 Warren Pl Address r Ithaca NY 14850 2:1 -220, _ Printed: This report shows selected parcels-Please verify list if using the"buffer tool'to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuiIdingrev 1T H� CITY OF ITHACA oo Ho '�(10�e11�0 ex r+= RAN fl o 'yC�RPORA�EO���� Board of Zoning Appeals Notice of Appeal Zoning Appeal #3023 201 Stewart Avenue (Christopher Anagnost) Appeal of Christopher Anagnost for Paul and Katherine Karakantas, owners of 201 Stewart Avenue, for an Area Variance from Section 325-8, Column 6, Minimum Lot Size, requirements of the Zoning Ordinance. The applicant proposes converting existing basement space into a fourth bedroom at 201 Stewart Avenue; however, the Zoning Ordinance, Section 325-32 C. (3), "Nonconforming structures," does not permit extension of buildings when the building does not comply with minimum lot size requirements. The property at 201 Stewart Avenue has a lot size of 4,700 SF; the required lot size is 7,000 SF. In addition, the applicant's proposal to add a bedroom will increase the amount of habitable space in the building and the calculated number of unrelated occupants allowed under City Housing Standards. This increase in occupancy is considered an extension of a non-conforming structure and is not permitted unless the Board of Zoning Appeals grants an Area Variance for the lot size deficiency. Since Section 325-32 C. (3) was adopted in 1996, the 201 Stewart Avenue property's occupancy rights have been limited to use as a 3-bedroom Cooperative Household with a maximum occupancy of four unrelated persons. Adding a fourth bedroom will increase 201 Stewart Avenue's number of unrelated occupants to 8. The property at 201 Stewart Avenue is located in an R-3a Zoning District, where a Cooperative Household is a permitted use. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3023 Address 201 Stewart Avenue Use District R-3a Date 5/3/2016 Applicant Christopher Anagnost Owner Paul & Katherine Karakantas Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Front Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Yard Side Yard or number of feet, Building whichever is less Height Existing Zoning Condition 2 4700 71.7P 2 ±29' 25.9% 10.6' 8.8' 32' 8.2'or 12.5% and Use Multiple District Multiple 10 10 5 25%or 50'but not None Regulations Multiple1 7000 50 4 40T 35`% less than 20' for Existing ■ Note Non- Conforming OK OK Def. OK OK OK OK OK Def OK Def. Conditions Proposed Zoning Condition Multiple 2 4700 71.71' 2 ±29' 25.9% 7' 9' 32' 8.2'or 12.5% and/or Use W/4 BR District Multiple 25%or 50'but not Regulation Dwellings 2 7000 50 4 40 35'% 10 10 5 less than 20' None for Proposed Note Non- Conforming OK NA OI< N%A Dcf. OK OK OK OK Dcf. Def OK Def. Conditions for Proposal Notes: aTlY, CITY OF ITHACA r�4� 108 E. Green St. Third Floor Ithaca NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING& ECONOMIC DEVELOPMENT H.. Phyllis Radke,Director of Zoning Administration Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org �RpORAlEO BOARD OF ZONING APPEALS APPLICATION 1. TYPE OF APPEAL: F"7 Area Variance APPEAL #: Special Permit HEARING DATE: ' Use Variance BUILDING PERMIT#: 331 g2, Sign Variance RECEIPT #: 3� Action, Decision, or Interpretation of Zoning Officer . Property Address. ''T � �� Use District: q'3 p y Owner's Name: IPA A J V&fj `�T� i - Owner's Address: kO_ City:'O�IN 4 State: A/ t 3. Appellant: C a&S;T-D s.� (Name of Appellant) Address: y Cit : .�T C`94- 4 State: !� C 6c0Telephone: �- �' � E-Mail: Gi�� �C�C� r IQ-Q .�� � 4. Attach Reason for Appeal (see instruction sheet) 5. Appellant Certification: I certify the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read and am familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals). I also acknowledge the Board of Zoning Appeals may visit the property and I specific y permit such visits. Signattie of A ellant STATE OF NEW YORK COUNTY OF TOMPKINS Sworn to this 4 day of JULIE CONLEY HOLCOMB 20 Notary Public,State of New York N o.4975598 Qualified in Tioga County Term expires Dec. 10,20 1 Notary Public * Note: In any case in which an appeal to the Board of Zoning Appeals seeking an interpretation, special permit, or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form must be submitted along with the appeal. �TIY h� CITY OF ITHACA 108 East Green Street 3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration c�gpORAI Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org —NOTICE OF APPEAL — REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA,NEW YORK APPEAL NO. 3 0,2-3 TO: Owners of within 200 feet of 2 6 �%�:��,�� 14'0� and s property others interested. FROM: CRYV�T-04k-)P_ AA)461^�7applicable to theproperty named ed above, in a(n) zone. (name of person or agency making appeal) REGARDING: (check appropriate spaces) Area Variance Special Permit Use Variance Sign Variance Action,decision,or interpretation of Zoning Officer City regulations require that you be notified of this appeal to the Board of Zoning Appeals (BZA), as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at the meetings listed below or you may submit a written statement to the BZA before the designated meeting. There is a time limit of three (3) minutes in which each interested party may address the BZA during the public hearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to the Board, the testimony of the interested parties, and on zoning and legal considerations. The written case record will be available for review beginning one week before the scheduled BZA meeting held at City Hall, 108 E. Green Street on the 3rd floor. This case has also been referred to the City's Planning and Development Board that will advise the BZA if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below. The 'Planniniz Board will consider this case one , at 6:00 P.M. in Common Council Chambers in City Hall. The Board of Zoning Appeals will consider this case on at 7:00 P.M. in Common,-Council Chambers in City Hall. Ild- Signal of AppeNant Address U Date ******************x*********OFFICE USE ONLY 1. Ordinance S ection(s) for the Appeal.- Page 2 Zoning Ordinance Section Being Appealed Sijzn Ordinance Section Being Appealed • §325- • §272- 0 §325- • §272- 0 §325- • §272- 0 §325- • §272- 0 §325- • §272- 9 §325- • §272- 2. Application of SEQR determination: Type 1 Type 2 Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form(SERF) Full Environmental Assessment Form (FEAF) Lead Agency Determination of Significance Completed by the Planning Division at preliminary hearing for Site Plan Review 4. A previous appeal has/ has not been made for this proposal: Appeal No. , dated Appeal No. , dated Appeal No. , dated Appeal No. , dated 5. Notes or Special Conditions: ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted to:cpyottncityofithaca.org. E-MAILING LARGE FILES: Incoming e-mails to the City must be under 10 MB in size (incl. the message envelope itself), so please either provide a CD-ROM or use a free file-sharing web site,like: www.hightail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. 0011 °°0 CITY OF ITHACA r�! x r n r 3rd Floor Ithaca New York 14850-5690 ' 108 East G ee St eet , DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMIC DEVELOPMENT �y ,tr° '�`� Phyllis Radke,Director of Zoning Administration c�ApORAI Telephone: 607-274-6550 Fax: 607-274-6559 Email: dgrtinder@cityofithaca.org CERTIFICATION OF MAILING RE: City of Ithaca Board of Zoning Appeals Appeal # 302 -t) L S � � /� affirm that all ro ert owners within two hundred (200) feet property y from the boundaries of the lot under consideration have been mailed a copy of the enclosed notice on or before . I affirm that the notice was mailed to the property owners at the addresses shown on the attached list of owners, by depositing the copy in a postpaid properly addressed wrapper, in a post office or an official depository under the exclusive care and custody of the United States Post Office Department. I further affirm that the names and addresses of the property owners are the same as the most recent assessment roll. (Signature) PLEASE SUBMIT THIS FORM TO: City of Ithaca Planning Division Phone: (607) 274-6550 108 E. Green St., 3rd Fl. Fax: (607) 274-6558 Ithaca,NY 14850 CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.ora c�q�'URII�EQ�� .. OWNER'S AUTHORIZATION FORM APPEAL 9: , DATE: TO THE ZONING BOARD OF APPEALS,Ithaca, New York: I (We) PAL = C�77-l�i�'<.��� � d���m`$5 of 2r-)q � 7'T 'ld /,,4J (Name) (Street Address) (Municipality) (State/Zip) Owner of the property at (Street&Number) lam the sole owner of the above-mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA). I do hereby authorize (Name) /�-lS"1 t — ��^. � to appeal or request a variance or special permit on my (our) behalf. I (we) understand the appeal will be heard at the (®ate) meeting of the Board of Zoning Appeals. T KQA," (Signature) STATE OF ) COUNTY OF=A l Sworn to this-�l0 day of g 920 I �o"aY•:ba TERRY LMN ROBERTS * MY COMMISSION#EE 838902 \ EXPIRES:September 27,2016 1lA" F`oa\oC Bonded Thru Budget Notary Services tart' ublic Note to all those signing this form: (1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, add reasonable conditions which then become binding on the property. (2) Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. In such a case authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the zoning ordinance. lvk OEM= 19 CHRTSTOPHER GEORGE REAL ESTATE REALTORC 418 N. Tioga'r!3t. Ithaca, NY 14850 %-AffisLopher'j 1 .Anagn0st ele-,-,h()%"1.e(%(3 7)272= 213 F Licensed Real Estate Broker/Principal Fax(607)272-8324 Friday, March 04, 2016 To the Board of Zoning Appeals, City of Ithaca: I am making this appeal on behalf of Paul & Katherine Karakantas, owners of 201 Stewart Avenue. Stewart Avenue is located in the ®3 ,one is allows multiple dwellings. The house has a Certificate of Compliance as one dwelling unit for 4 unrelated persons in 3 bedrooms. Definitions in the City of Ithaca zoning ordinance [325:7] state that a Cooperative Household is a group of four or more unrelated persons. Further it states that any dwelling unit occupied by a cooperative household shall be considered a multiple dwelling. There is a family room in the basement that has been in existence as far back as the 1950-'s, but may have been original to the house as a basement kitchen. A very large corner chimney in the basement family room was probably a kitchen fireplace. A few East Hill houses still have kitchens and dining rooms in the basement. Though the building department records show that room in existence in 1983, it was mentioned in the last certificate of co fianceas non-habitable space. An appeal for use of that room X was made to the Dept. of State Division of Building Codes for its continued use. The appeal was granted. The owners would like to use that room as a fourth bedroom. Because it is an expansion of 'Usable space, this appeal is being made and a favorable able decision is being requested. Several supporting documents are included with this appeal including a survey, floor plans., the current certificate of compliance, copy of the definition of Cooperative Household, State Variance approvai, statement by previous owner s daughter whose family owned the house from 1955-1975, and photographs of the house and room in question. Submitted by: Chris- pher J. Anagnost, Broker w P , i r i i 1 I A I� 1 r, v r.. ,x�_'.: rn;�c.. ..�.;uN.�-.,ter--3�,-.ss.,....,^.�-cram^_._.:.... "�-�-�^'^r�„��-i 4.u:--.+.*er,e,*�r^�+ �•--r.... <-�ass ,. .R-,--•..--,...^-,.*n,,•4�,�,x--.=,...-,�.sc�.�o^r-c*--.., r 0 1 0 1 Ir� 4 t i' CA i T a , t E 1 i 1 1 „j1 i I t; 9 It it It 14 4o CHRISTOPHER GEORGE REAL ESTATE REALTOR@ 418 N. Tioga St. Ithaca, NY 14850 Christopher J.Anagnost Telephone (607)272-8213 'Licensed steal Estate Broker/Prmiclpal Fax( 07)272-8324 Stewart201 ve e Ithaca., NY 14850 Room Dimensions ls'Floor with 9-' ceilings. Living room /cor er fireplace 13'10" x 16' Dining room 13'6" x 11'10" Kitchen 12'6" x 11'10" 2nd Floor Front Bedroom 11'9" x 14' Middle Bedroom 8' x 10,4,*' Back Bedroom 9•2„ x 14' �i CITY OF ITHACA ��� .. 108 East Green Street Ithaca,New York 14850-5690 . BUILDING DEPARTMENT-4TF1 Floor Telephone: 607 274-6508 Fax: 607 274-6521 8/20/2015 Paul Karakantas 204 Buttermilk Lane Ithaca,NY 14850 RE: Certificate of Compliance for 201 Stewart Avenue Dear Owner: Attached is a Certificate of Compliance, which is based on the conditions as observed on inspection of the premises on August 6,2015, and is being issued effective that date, for your property located at 201 Stewart Avenue. This Certificate is issued at this time with the following conditions attached: *NOTE#1: Maximum occupancy is limited by the City of Ithaca Housing and Zoning Code as follows: One Unit: 4 Unrelated Persons *NOTE #2: The finished room in the basement can not be used as habitable space. MAXIMUM OCCUPANCY IS LIMITED ITlE1(D TO 1 UNRELATED PERSONS. OWNER MAY DISTRIBUTE WITHIN THAT LIMITATION 1INDIVE><DUAILS/IPIEIRSONS AS LISTED ABOVE. l. This Certificate is granted based on a visual inspection of the premises and the correction of any apparent deficiencies found. 2. This Certificate does not include approval of electrical wiring unless a New York Board of Fire Underwriters Certificate number or a defects removed by the City of Ithaca Electrical Inspector is indicated on the attached certificate. 3. This building is equipped with fire protection equipment(i.e.: single station smoke detectors and/or fire detection or alarm systems) which is required under existing City and State building codes. As property owner it is your responsibility to ensure that this equipment is maintained and periodically tested according to manufacturer's specifications,NYS Building Code, and NFPA requirements. A Certificate of Compliance may be issued to the new owner upon application to this office WITHIN SIXTY (60) )[DAYS OF THE]LAST INSPECTION(see enclosure). 4' 0 aoea�=� �y 7�9 �7� �7' /� �'�l �7'1 � 771 �'`� 'TT ^ �7 C J.L:l R T E F E C d 1� Y 1J.:J ® 1L' �/ ® 1 V Y P L E A 1 V C E issued by the Building Department of THE CITY OF IT HCACA, NEW YOR K The Bunn➢c➢nung Commissioner hereby certifies that the building located at 201 Stewart Avenue used and occupied as a *ONE (1) DWELLING INN UNITS IN A R-3a ZONE conforms awnt➢n the requirements of the applicable New York State Codes: the New York State M1 au➢tnp Re Residence Law, if applicable,and the City of Ithaca Housing and Zoning Code as to minimum standards applicable t®a building of its class and intended occupancy. Declaration of intent has been made by the owner of this building that these standards of safety will be maintained and occupancy will he maintained in compliance with the zoning regulations of the City of Ithaca and issuance of this certificate is predicated upon this declaration. This certificate is,therefore,summarily revocable when,as and if it is determined that said standards are not maintained.This certificate is not transferable. Under present ownership,ip,this certificate s➢na➢➢ be valid for a maximum period of ]Five (55)year from the issue date. Owner: ]Paul lKara➢cauntas ]E➢ectruca➢ Certification: Per JAS 204 Buttermilk ilk Lane Date: 8/13/2015 Ithaca,NY 14850 Housing and ]Land Use Supervisor: ` Dated: 8/6/2015 *]Please note the conditions listed on the attached cover letter dated 8/20/2015 A nov,11�7%9 t-'1Tr-rX7 /-O'� Trlrj-IACA �° 108 East Green Street Iffiaca,New York14850-5690 ''' BUILDING' A T T-4`r� door Q ®®bin Telephone- 607 274-65 a : 607 274®65 1 PiropeTty RnfoTmzfion Foirm Please review and fill in any missing information. This form must be signed by the owner/anent and returned. Please e;This for Is* t e-used .or' ro ernes that,are For Sale This,Property.Information o.rm'must,lac given to the NE O . .ER', lio*shall'cornplete'the Form and,return it to this o Bice' IT1'IIN,SIXTY,(60) AS S'I`or:the;Certificate of Coznpliance'to remain valid. Building Address: 201 Stewart Avenue Ithaca,NY 14850 NEW OWNERS'_NAME: ADDRESS.- CITY: STATE. ZIP. PHONE NUMBER: CELL PHONE: FAX NUMBER: E-MAIL ADDRESS: Property owners who do not reside in Tompkins County or one of its contig nous counties must fine an Agency Agreement t with the Ithaca Building Department.A Certificate of Compliance will not be issued without an .Agency Agreement submitted to this department. Forms can be obtained on Ei nc or by caffling the Buflding Department at(607)274® o . Please indicate if owner-occupied: y NO PARKING SPACES,: Number on site: Numberrequired .car building-. I N1�me r 1eaIe of-.F sites v 5.a �..l & I.F�d AA LY G�J. Number leased to other properties., DOC:'S:hII"(rovisecl 8/02, '10/04, 1 ios) PjrOpeirty ffnformationYoirm (Cont'd) DWELLffNG UNffT AND RENTAL ROOM ffN_FORMATffnT\\T According to our records the legal number of bedroomsoccupants in lac bull iZD ng are listed below.- The Maximum build* occupancy is limited the CityIthaca Zonina ecruiafions. The total number of Unrelated Occupants in this building shall not exceed The storaue room R 'n the basement can not be used as habitable space. Dweffing Roor Number of Bedroom Capacityr a of Unit Number Location Bedroomsnr Mate ccu a ts RMatedOccupant,--, ®use �, 2, 3 4 5 D C :P Ip lcr�isecl /O , 101()�, 1./(fig,) �, Plr(Dpe-TtY Rnformation :Foirm (Contld) DECLARATffON I the owner�� agent �-�-the property at�. e above �. teas. I have reviewed the above information and dec are that the information contained herein` °r � . is accurate. As the owner/agent, I have the authority to make this declaration. I understand that as the ow ner/agent of the rope a responsible for maintaining ng the building and systems in accordance with all the applicable New ork State Codes, Ithaca ousin Code r g ' Ithaca Exterior aintenance Code, and the City o It Ithaca.honing ordinance or an other applicable la y er .pp or regulations pertaining to the maintenance and safety of this ro er . p p As a rental dwelling it is the owners/agents' responsibilityto limit the occupancy to the occupancy p y stated in this document. SIGNED DATE Owner/.agent § 325-3 ZONING § 325-3 CHURCH — Any structure used for worship or religious instruction, including social and administrative rooms accessory thereto. CLUB — Any organization catering exclusively to members and their guests or premises and buildings for recreational or athletic purposes which are not conducted primarily for gain, provided that there are not conducted any vending stands, merchandising or commercial activities, except as required for the membership and purposes of such club. It shall include fraternal, social and service organizations. Any such organization's premises or building which provides sleeping accommodations for more than five persons shall be considered a multiple dwelling. CLUSTER SUBDIVISION — A subdivision in which limited deviations from the regulations of the zoning district in which it is built are permitted in accordance with the provisions of§ 325-11 of this chapter. [Added 2-1-1989 by Ord. No. 89-2] COMMUNITY OR NEIGHBORHOOD GARDEN — An area used by several individuals or families, operating in association with each other and under sponsorship by a nonprofit or voluntary organization, for seasonal production of vegetables and other garden produce for home consumption by the individuals or families directly engaged in such production. [Added 7-10-1985 by Ord. No. 85-61 CONVERSION— The changing of use or occupancy by alteration, addition or by other reorganization. COOPERATIVE HOUSEHOLD — A group of four or more unrelated persons, exclusive of minor dependent children in the care of a parent or relative, occupying a dwelling unit without auxiliary social facilities. Any dwelling unit occupied by a cooperative household shall be considered a multiple dwelling. This category shall not be construed to permit facilities which provide living accommodations for persons requiring supervised residential care, such as halfway houses, hostels or group homes. (See "group-care residence.") CORNER LOT — A parcel of land at the junction of and bounded by two or more intersecting streets. DECK — A structure freestanding or attached to a building or an aboveground swimming pool, consisting of one or more planes constructed of wood, metal, and/or other materials including a support system of footings and foundation walls and/or piers, pilasters, columns, and posts, joists, beams, stringers, floor boards, and/or similar structural members, and including, any open enclosure, ramps, and/or landings and other, devices connecting one level with another, with the ground and/or an adjoining structure and, if required by building code, balusters and railings. [Added 10-1-2014 by Ord. No. 2014-121 DIGITAL ZONING MAP — The set of electronic files which store the boundaries of the zoning districts, including the historic districts, and which are maintained as the Official Zoning Map of the City of Ithaca, New York, including any accompanying files which store the legend, certifications, titles and all other graphic devices necessary to produce the Zoning Map in analog format. [Added 11-4-1998 by Ord. No. 98-28] 325:7 02-of -2015 STATE OF NEW YORK DEPARTMENT OF STATE ANDREW M. CUOMO ONE COMMERCE PLAZA GOVERNOR 99 WASHING TON AVENUE ALBANY,NY 12231-0001 CESAR A. PERALES \NVM.DOS.NY.GOV SECRETARY OF STATE -------------------------------------------------------- In the Matter of the Petition of. DECISION Christopher J. Anagnost on behalf Paul and Kathleen Karakantas Fnr q V ariance to thp New York State Uniform Fire revention & Building Code PETITION NO. 2015-0524 ------------------------------------------------------ Upon the application of Christopher Anagnost, it pursuant to 19 NYCRR 1205 on September 17, 2015, and upon all other papers in this matter, the Department makes the following determination: NATURE OF GRIEVANCE AND RELIEF SOUGHT The petition pertains to the alterations to a basement area for habitable space in a single family dwelling, located at 201 Stewart Avenue, City of Ithaca, County of Tompkins, State of New York. Relief is requested from: 19 NYCRR Part 1220, The Residential Code of New York State, Section J601.3 Compliance, Exception 1, which states Space created in basements may have a ceiling that projects to within 6 feet 8 inches of the finished floor; and beams, girders and ducts in such space or other obstructions may project to within 6 feet 4 inches of the finished floor. FINDINGS OF FACT 1. The petition pertains to an existing single family dwelling and alterations to an existing basement area. 2. The ceiling heights throughout the proposed basement is a minimum of 6-5"which is 3" lower than the allowed 6'- 8" height. 3. There are pipes for the heating system that extend to Within 6'-1" of the finished floor or 3" lower than allowed by code. 4. The 6' -1)) pipe height in the basement is at the perimeter of the room and occupies approximately 5% of the total floor area which would produce a negligible impact on the basement area. 5. The habitable space open to a common laundry area which has a 32 if X80 side hinged door to the exterior, which exceeds the requirements for an emergency escape and rescue opening. 6. The applicant argues that to remove the existing pipes and the floor system would be physically impracticable and that the lower ceilings heights area change are so slight to produce a negligible benefit consonant with the code intended objective. NEWYORK Dep*artment STATE OF OPPORTUNITY. of State Petition No 2015-0524 Page 2 7. The code enforcement official for the City of Ithaca supports the.granting of this variance. CONCLUSION OF LAW The proposed variance will not substantially adversely affect the Code I s provisions for health, safety and security. Strict compliance with the provisions of the Uniform it Prevention and Building Code would be physically impracticable and entail a change so slight as to produce a negligible additional benefit consonant with the purpose of the code. DETERMINATION WHEREFORE IT IS DETERMINED'that the application for a variance from 19 NYCRR Part 1220, Section J601.3, be and is hereby PROPOSED TO BE GRANTED",. This DECISION is issued under 19 NYCRR 1205.6 unless obiected to by the petitioner in a writing received by the e department, the decision shall become FINAL after fifteen days of receipt of the decision by the parties. This decision is limited to the specific building and application before it, as contained within the petition, and should not be interpreted to give implied approval of any general plans or specifications presented in support of this application. Ronald E. Piester, AIA, Director Division of Building Standards and Codes TJD-. nc TO liV-3-fOM Tr MAY COIOICE2AJ� ITWACA, NY 14850 7"Ax MAP # 63—9—5 MY FAMILY OWtVE('7 7-74E P'R,0PE12TY LOCATED flT'201 STt/VAq17"AVg'. F20Nd JULY 12, 1955 TO OC7"03E2 24, 1975. MY FATHER FINISHED OFF TVE 200M IN TWE 3ASEMEIV7"F02 774E FAMILY 7"O USE. r CAN "REMEMBER sPEcrFrc EVENrS 7WE2E IN 7WE 60s AND Tos WHEN rHE'/RooM was IN use. rtEE c.Ar�DEcEM3E2 SNOW s7"'02M [68?1 WE 14AD (�uFsrs FOR AN Exr2A WEEK AND rNE cousrNs WERE DEc.E(�ArED ro 7-RE BASEMENT's.rtv(�rly(�AND DAlvcrlvG. Mr szsrtrz rzEMEM3E2ED rWAT 7WE2E WE'RE.3urr-IN cuPBoA2Ds WHERE WE KEPr CANNED roMAroEs,JAMs, arc. To-rnvSte�ve�z�crw, Legcrr„Ii,gW4tavi,t 3f o�vv�Ues��C�c�I,�rvai�, L LP rLo-�a�P lacel 118 NC-rt�v7-60g�St-reet; Su,ite1 3 04 P.O. Bo-w6599 Ithaca, NY 14851 -6599 G -- i —= 302722 201 STEWART AVE,ITHACA,IVY 14850 I j Images: 1 to:2 of 11 i 1 I I i i i I i I i I - I ,._ - _.. .._ __-- ..r - •�.. �� House :i l I I Mw 4 I I 1 t - i I I T - I I�r®nt Erotrance°° I i Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright©2015 Generated: Fri,Sep 4,2015 9:12 AM I I � 201 STEWART AVE,ITHACA,NY 14850 Images:3 to:4 of:11 —..__._..._.__.._...__..___ ...._...___.._ _ j ,t ! a 'f I li I Y I Entry Hall with full bath vok I W� ` IM Entry Hall view 2 Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright©2015 Generated:Fri,Sep 4,2015 9:12 AM 201 STEWART AVE,ITHACA,NY 14850 Images:5 to:6 of 11 6 r Living room from Dining room 56 fIlk, FA u.. Living room towards Dining room 77 Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright 02015 Generated: Fri,Sep 4,2015 9:12 AM 201 STEWART AVE,ITHACA,NY 14850 Images:7 to:8 of 11 ' li Kitchen from Dining room ' .Y::�.`�'o.Y. ��.'.���C�j`�.�"1 ono"' 1 CI,��p'"• ".w�9 4 .YI Y x 1 � it !Yar i YY Y.�.+�.�� %.."�'"A.al" 1. i'iH'• w �r ,tea Eat-in Kitchen Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright©2015 Generated:Fri,Sep 4,2015 9:12 AM 201 STEWART AVE,ITHACA,NY 14850 Images:9 to: 10 of 11 i 9.. I MA vz r d,. - ,� _.��••ter•.^.'."'•^. yffy J r r �, - .... Cozy Decic " Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright©2015 Generated:Fri,Sep 4,2015 9:12 AM 201 STEWART AVE,ITHACA, MY 14850 Images: 11 to: 11 of 11 i ti h Cz' I s I f 4 PROW 'N 44MM_14, { �``� , ;; i'. .•.` r Great side yard ... �wr.� Y 4 �4i 4 4���� ��.�• t".�' `"mac '- y , Prepared By:Tracy L Martineau/CHRISTOPHER GEORGE REAL ESTATE ----Information herein deemed reliable but not guaranteed.---- Copyright©2015 Generated: Fri,Sep 4,2015 9:12 AM NOTE: 527 E. Buffalo St.#63-11-12 was sold on 7/13/15 to AO Properties, 134 Coddington Rd. Ithaca, NY 612 E.Seneca St.#63-11-9 was sold on 10.23.15 to Nikolaos Malamis, 409 Campbell Ave. Ithaca, NY 202 Stewart Ave/63-11-8 is now in an LLC, 202 Stewart Ave. LLC c/o Michael Busch 503 N.Tioga St. [done 10/31/12] t City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 63.-11-1 Number �_ — - Location 523-23.5 Buffalo St E 517 1 527 214 ID &� — 0 Owner(s) Moll Properties VII LLC Mailing 44 Dart Dr Address � Ithaca NY 14850 T f l I p Parcel 63.-11-10 ._- I__G70e Number )� - Location 610 Seneca St E I G06 Owner(s) Fessenden,Mary 609 [204 �I Mailing 610 E Seneca St I 612I U202 Address _—i_-- Ithaca NY 14850 Parcel 63.-11-11 Number Location 608 Seneca St E Owner(s) Wolf,Steven Andrew&Leiponen,Aija Elina I O 604 _ Mailing 608 E Seneca St 610�6� Address Ithaca NY 14850 Parcel 63.-11-2 -- Number / - —� -n 1 Location 527 Buffalo St E 7 o��� 519523 214 A 210 Owner(s) Steiger,Paul E&Steiger,Carol ( O D Mailing 29 Grandview Dr f ( ���,���� �� I _�200 m Address 1 _T t{ Ithaca NY 14850 _ L206 i Printed: ` This report shows selected parcels-Please verify list if using the"buffer too]'to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev z) City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 63.-11-3 E BUFFALO ST Number _ Location 214 Stewart Ave - N Owner(s) Sukle,Robert 527 A Mailing 912 E State St 0 j Address 210 y y 4 Ithaca NY 14850 M Parcel 63.-11-4 Number 214 -4 Location 210 Stewart Ave 527 m Owners) Bilinski,James&Bilinski,Deborah - > Xj Mailing 1209 Mecklenburg Rd _ y Address i m Ithaca NY 14850 L) Parcel 63.-11-5 Number i Location 208 Stewart Ave Owner(s) Infinity Property Mngmnt LLC 1 I ' 'I Mailing 29 Center Dr Address ( n Roslyn NY 11756 I - 0206 � I Parcel i 1 63.-11-6 o208 4 Number Location 206 Stewart Ave Owner(s) 206 Stewart Ave Ithaca,LLC r Mailing 45 Talarico Rd -- Address �, .... L 1.0204 Horseheads NY 14845 Printed: This report shows selected parcels-Please verify list if using the"buffer tool'to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev 34 City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 63.-11-7 � _ oz06 ! � Number I i N Location 204 Stewart Ave ( ; -� Owner(s) NSTG LLC ?Y A Mailing 318 Taylor PI Address �10 2p2 'y m Ithaca NY 14850 612 o Parcel Number 63.-11-8 10 p204 '- Location 202 Stewart Ave. Owner(s) L�d Busch,Michael P 1612 Mailing 503 N Tioga St _J- -- rn Address � Ithaca NY 14850 ----.__..._—'""" F..SF-NEGAA IT I Parcel 63.-11-9 11�1 Z I15 C2N I Number 4 Location 612 Seneca St E _.c206 Owner(s) ssica r)� C �e�CZ 4 C2 �) Mailin 504 Congres 6 610' g 02 60 Address __ J rn uareensbnrg' 1 �+A-E Y — —-- Parcel 63.-9-1 _. Number t=BiJFf A O ST Location 211 Stewart Ave Owner(s) MJM Properties 1 Mailing PO Box 866 v Address n 209 Ithaca NY 14851 207 ( 7127121 �— n 1, 7V Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer-citybuildingrev O1q City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 sTEWART UntE Parcel 63.-9-2 coovet Vt I 1 Number i Location 712 Seneca St E (Z 5� i 1, I 205 Owner(s) MJM Properties p Fi 706 708 j{ 802 10 Mailing PO Box 866 Address �J -I�— Ithaca NY 14851 -'-710 Parcel 63.-9-3 1 Number Location 708 Seneca St E 207 207 {{ ' 7�7� 1 Owner(s) Cope,Edward A&Cope,Caroline B -- :p 7a2 706 Mailing 300 Fire Tower Rd Address _- Berkshire NY 13736 f1_ --' __...._. 710 Parcel 63.-9-4 Number —- - Location 706 Seneca St E �' j' 209 �207 _ 772 Owner(s) Sayada,Davide&Schultz,Harold P j p08 7d2 Mailing 102 Turkey Hill Rd Address m -- Ithaca NY 14850 I _ Parcel 63.-9-5 207 Number Location 201 Stewart Ave {I 706 Owner(s) Karakantas,Kathleen ( i1 Mailing 204 Buttermilk Ln C - Address Ithaca NY 14850 -- E SENECA'!T Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer--citybuildingrev City of Ithaca,NY g 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 63.-9-6 Number I Location 207-09 Stewart Ave r; -- -4 Owner(s) Movassaghi,Ata&Movassaghi,Miyad I ! A Mailing 10 Rosina Dr D Address m t Ithaca NY 14850 j 706 0 Parcel 68.-1-1 Number — Location 607 Seneca St E M Owner(s) KDC Realty,LLC 03 I I, Mailing 70 Lakeside Ln G116 Address m West Hampton NY 11977 =- �' F14 Parcel 68.-1-2 Number I Location 611 Seneca St E �— m 607: Owner(s) Ehrich,Patricia A II Mailing 2 Strawberry Ln I1-- Ithaca NY 14850 flit El I ti _ Parcel 68.-1-3 (I Number Location 116 Stewart Ave I. , Owner(s) Wyllie,Matthew&Wyllie,Christa -a Mailing 296 Brooktondale Rd y Brooktondale NY 14817 114 n Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer-citybuildingrev City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 68-2-1 r SFNer.A 5T Number ----- ------ N _ Location 119 Stewart Ave Owner(s) 119 Stewart,LLC i 'I 705� M Mailing 29 Center Dr U Address m Roslyn NY 11506 I I 110L �l t I Parcel 68.-2-11 �I a Number Location 115 Stewart Ave Owner(s) Lower,David W n !' Mailing 546 Hayts Rd Address m 1, MIJ II Ithaca NY 14850 ( j i Parcel 68.-2-12 i1v� 705 Number rn Location 117 Stewart Ave m Owner(s) Ehrich,Patricia x I Mailing 2 Strawberry Lane Address m 115 Ithaca NY 14850 u l 710 Parcel 68.-2-2 Number Location 705 Seneca St E 119 — v � � Owner(s) Cope,Edward A&Cope,Caroline B 707 0 Mailing 514 S Aurora St,Suite 1A I 1t7� Address —' Ithaca NY 14850 Printed: This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev 07 City of Ithaca,NY 108 Green Street,Ithaca,New York,14850 Tax Parcel Record; Final Tax Roll 2015 Parcel 68-2-3 71D Number Location 711 Seneca St E 705 I - z $o 707 Ito I Owner(s) Moll Prop 711 E Seneca St LLC 0 Mailing 44 Dart Dr ''y L; 133 Address _ -�I Ithaca NY 14850 Parcel 68.-2-9.2 � Number ___.—..__----....__-��--,� Location 707 Seneca St E —T z I' 119 1705 711 c Owner(s) 707 E Seneca St,LLC x 1V �A Mailing PO Box 6707 --t ' Ithaca NY 14851 — —I Parcel 69.-3-4 Location 603 Seneca St E s 7 607 Owner(s) Haag Properties,LLC Mailing 440 E Buffalo St Address Ithaca NY 14850 Printed: 'This report shows selected parcels-Please verify list if using the"buffer tool"to select parcels within the 200 foot area,and mark main parcel being buffered. Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev 108 East Green Street Ithaca,New York 14850-5690 BUILDING -4T Floor 0.011% T ele c� egy 7 274- Fax- 7 274- 521 , Pres. Corp Christopher J. Anagnost 418 North10 a Street Ithaca NY 14850 Code Qty Description Permit # Price Extended Price A8020-2555 1 Building Permit39 $35.00 $35.00 201 Stewart Avenue Total Price $35.00 Date Check # Payment 3/4/2016 2742 $35.00 Total Payment $35.00 Balance Due __0 f